Detached house in Rua Manuel Teixeira Gomes Nn, São Bartolomeu de Messines
Detached house in Rua Manuel Teixeira Gomes Nn, São Bartolomeu de Messines — image 2Detached house in Rua Manuel Teixeira Gomes Nn, São Bartolomeu de Messines — image 3Detached house in Rua Manuel Teixeira Gomes Nn, São Bartolomeu de Messines — image 4Detached house in Rua Manuel Teixeira Gomes Nn, São Bartolomeu de Messines — image 5
Grade Bvillaluxury

Detached house in Rua Manuel Teixeira Gomes Nn, São Bartolomeu de Messines

Silves · Central Algarve ·

€1.3M

Asking Price (EUR)

0.9%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.5%

True Gross Yield

17%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €21,558/yr
Average Daily Rate: €343
Payback Period: 75.1 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 61.4 / 100
Comparable Properties: 5
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€1.5M

+14.7% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,125
IS — Stamp duty (0.8%)€10,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,425
Total acquisition costs€128,160
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

1.7%

True gross yield (all-in)

1.5%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 4
Bathrooms: 5
Building: 332 m²
Land: 2703 m²
Style: modern
Condition: excellent
Year Built: 2020
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large rooftop terrace with pergolainfinity-edge poolmodern minimalist architecturepanoramic views

Score Breakdown

ROI
8.92
Visual Appeal
15.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
1.72
Payback Speed
0
STR Suitability
3

Description

Set in an elevated countryside position near São Bartolomeu de Messines, this spacious contemporary villa offers a refined balance between privacy, comfort, and low-maintenance living. Uninterrupted panoramic views stretch across rolling landscapes towards the coast, while the home itself has been carefully designed to

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Fine & Country →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua Manuel Teixeira Gomes Nn, São Bartolomeu de Messines

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
332 m²
Land Plot
2703 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$243K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.0%
$1,145/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2020
Energy: A
Condition: excellent

Description

Set in an elevated countryside position near São Bartolomeu de Messines, this spacious contemporary villa offers a refined balance between privacy, comfort, and low-maintenance living. Uninterrupted panoramic views stretch across rolling landscapes towards the coast, while the home itself has been carefully designed to

Income Breakdown

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Nightly Rate (ADR)
$496/night
50% ($228)Brixfox estimate($496/night)200% ($912)
Occupancy
17%
10%Brixfox estimate(17%)100%

Short-Term Rental

Yearly income
$13,735
Airbnb data$496/night · 17% occupancy
Rental income
$496/night · 17% occ.
$31,150
Running costs (20%)
Utilities, cleaning, maintenance
-$6,230
Income tax (10%)
Indonesian rental income tax
-$8,722
Property tax
Annual property tax
-$2,463
Net income
1.0% ROI
$13,735

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,407,609
IMT (transfer tax, investment schedule)$105,571
Imposto de Selo (stamp duty)$11,261
Notary & registration$1,359
Legal / due diligence$21,114
Total acquisition costs$139,304
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,612,293

Gross yield (asking)

2.2%

True gross yield (all-in)

1.9%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$5.5M$4.1M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.3M
Capital appreciation
Property value growing at +4%/yr based on Silves market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$67K
Total Position
$1.6M
+27%
4.9%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$145K
Total Position
$2.1M
+59%
4.8%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$340K
Total Position
$3.2M
+145%
4.6%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$601K
Total Position
$4.8M
+271%
4.5%/yr

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.0% annual return
Occupancy
Weak
17% average occupancy
Nightly Rate
Strong
$456 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2703 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $456 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2703 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.0% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.5%
$2,962/mo
40% occ.
3.4%
$4,018/mo
17% occ.
1.4%
$1,612/mo
current
27% occ.
2.3%
$2,667/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.